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HomeMy WebLinkAboutSE202100045 Staff Report 2023-02-10V 401 McIntire Road, North Wing County of Albemarle Charlottesville, VA 22902-4579 COMMUNITY DEVELOPMENT Telephone: 434-296-5832 DEPARTMENT WWW.ALBEMARLE.ORG To: Albemarle County Board of Supervisors From: Cameron Langille, Principal Planner Date: May 4, 2022 Re: SE202100045 Brookhill Special Exceptions — Request for Two Variations to Brookhill Code of Development (ZMA201500007) TMP: 04600-00-00-019BA; 04600-00-00-019BB; 04600-00-00-018A2 Magisterial District: Rivanna School Districts: Hollymead E.S.; Sutherland M.S.; Albemarle H.S. Zoning: NMD Neighborhood Model District Summary of Request for Special Exception: The applicant requests special exceptions for two variations to the Brookhill Code of Development (COD) of ZMA201500007. Specifics of each request are summarized below: 1. Variation #4 — Modify block length requirements of Section 2.2.3 of the COD for Blocks 16 & 17 2. Variation #5 — Modify Table 5 of the COD to shift the maximum number of dwelling units permitted between blocks Staff analysis of the request is provided as Attachment C. Staff Recommendation: Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve the special exceptions request. Attachments: A. SE2021-45 Application Materials (Special Exceptions Request) B. Location Map C. Staff Analysis D. Resolution ® COLLINS ENGINEERING October 22, 2021 Revised February 16, 2022 Cameron Langille Senior Planner Department of Community Development 401 McIntire Road, Room 227 Charlottesville, VA 22902 800 E JEFFERSON CHARLOTTESVILLE VA 22902 (�434 293 3719 Pt-i 434 293 3719 FX ( www.collins-engineering.com RE: Brookbill— REQUEST FOR VARIATION FROM ZMA-2015-007 Variation #4 and Variation #5 Dear Cameron Langille: Pursuant to Albemarle County Zoning Ordinance Section 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS, and on behalf of our client, Riverbend Development (the "Applicant"), the developers of the Brookhill Property, (the "Property"), we hereby request a variation of the Brookhill Neighborhood Model Code of Development, dated October 13, 2016, approved by the Board of Supervisors on November 9, 2016 as part of ZMA 2015-007, and updated on August 8, 2018 for Variations # 1 and #2 (which was approved on September 5, 2018 by the Board of Supervisors) and updated on May 6, 2019 for Variation #3 (which was approved on October 16, 2019 by the Board of Supervisors). Summary of Request for Special Exception (Variation #4) The applicant is requesting two variations to the Code of Development (COD) for the Brookhill Development. The first variation request is to allow a pedestrian mid -block pedestrian access connection in lieu of a vehicular street connection to break up the streetscape. Block 16 and Block 17 are located within the Neighborhood Density Residential district, and the block size within this district is between 400 feet and 700 feet. The intent is for a vehicular street connection within this range to break up the length of the development block. A pedestrian mid -block access is allowed within the Code of Development to break-up the block size; however, it is only allowed within the Neighborhood Service Center. This variation is requesting to utilize the mid -block pedestrian connection in lieu of a vehicular connection for the Block 16 and 17 development area to break-up the block size within this section of the development. Due to the existing topography within this section of Brookhill, Block 16 and 17 have been designed to work with the existing drainage features and terrain. The connector road adjacent to Block 16 and 17 has been designed as an internal collector road for the development and will have landscaping berms with extensive landscaping trees and shrubs along the roadway corridor. The lots with Block 16 and 17 have been designed to align with the connector road and will be screened from the roadway with the proposed berm and landscaping features. A trailway has been designed to extend from the greenway system through Block 16 and 17 to connect to the sidewalks along the connector road. This trailway is proposed to cross over the roadway internal to Block 16 and 17 as a mid -block crossing in lieu of a vehicular connection, which would impact this landscaping buffer and screening along the corridor. The proposed trailway connection will be located within an approximately 30' landscaped open space area, connecting the greenway system to the bike path and sidewalks along the connector roadway. We ask for the County's support of this minor variation #4 request to the Brookhill Code of Development. • We find that this request is consistent with the goals and objectives of the comprehensive plan. The comprehensive plan focuses on both vehicular connections and pedestrian connections within a development. Allowing this mid -block connection to be only pedestrian oriented in lieu of vehicular creates a more desirable connection for pedestrians as they travel between the sidewalk system along the connector road and the Greenway trail system. Allowing the pedestrian connection only in this location maintains the landscaping features and berms along the connector road. • We find that this request does not increase the approved development density or intensity of development. The overall density of the Brookhill Development that was established through the Code of Development will not be increased with this variation. • We find that this request does not adversely affect the timing and phasing of the development or any other development in the zoning district This request has no impact to any other development within the Brookhill Development or any other development in the general vicinity. • We find that this request does not require a special use permit. The proposed uses within this block are a by -right use within the Brookhill Development. • We find that this request is in general accord with the purpose and intent of the approved application. The purpose and intent of the Brookhill Code of Development is being met with this variation. A pedestrian access connection is permitted within the Neighborhood Service Center by the COD, and this variation request is to allow the same concept for a mid -block connection with a pedestrian connection for the development of Block 16 and 17, located within a Neighborhood Residential area. Summary of Request for Special Exception (Variation #5) In the second variation request, the applicant is requesting a variation to the Code of Development (COD) for Brookhill to update the Minimum and Maximum allowable densities within Blocks 12 & 13 that is listed in Table 5: Density Regulations. The variation request is to allow an increase in the total maximum dwelling units for these (2) Block to accommodate the proposed mixture of housing types. The COD allows a maximum of 25 units within Block 12 and 34 units within Block 13. Block 13 proposes (15) townhouse units, (42) single family attached units, and (12) single family detached units for a total of (69) units within the Block. The increase in density will allow for this mixture of units, providing homes that vary in affordability for the home buyer, which is one of the guiding principles of the Neighborhood Model District. Block 13 also provides a pocket park in addition to the required pocket parks and open spaces by the Code of Development for the Brookhill Neighborhood. This added open space will provide additional active recreational area for the added single family attached and townhouse units. The Albemarle County Code requires 200 SF of active open space per single family attached unit. The proposed pocket park area is 12,700 SF, and the total recreational area per the additional single family attached units within Block 12 is 11,400 SF (57 units x 200 sf).. Block 12 is proposing 27 single family detached units within this section of Brookhill, which is (2) units over the current maximum dwelling units allowed within the Code of Development. With the additional 0.7 acres Greenspace that Block 12 is providing, the proposed single family detached units are smaller in size, allowing (2) additional units to be provided within this block. The smaller units also create a more affordable SFD house, for the first time home buyer or someone that is looking to downsize their current single family home. This proposed housing type is another type of housing within the Brookhill development, giving the homebuyer another option for housing types. The maximum overall density of Brookhill will not change with this variation request. Each development Block within Brookhill has a minimum and maximum density. With the increase of 37 residential units within Blocks 12 and 13, the overall maximum residential development for Block 3 has been reduced by 37 residential units. The reduction in the maximum density of Block 3 allows for the additional units within Blocks 12 and 13. The total density of 2 units — 6 units per acre allowed within Block 12 and 13 will also not change. The increase in density is still consistent with the allowable density within the Neighborhood Density Residential area of Block 12 and Block 13. We ask for the County's support of this minor variation #5 request to the Brookhill Code of Development. • We find that this request is consistent with the goals and objectives of the comprehensive plan. The Brookhill Neighborhood Model District was approved as being consistent with the Land use Plan of Albemarle County. The Development provides opportunities for economic development in Albemarle County and a variety of new housing options within the Development Area. Brookhill, proposed as a mixed -use and walkable community, is consistent with the principles of the Neighborhood Model while also protecting areas of environmental sensitivity. This variation does not propose any change that would impact the Application Plan for the Development's overall consistency with the Comprehensive plan. The increase of greenspace and active recreational area within Blocks 12 and 13 provided additional amenities for the increase in density within the Blocks. • We find that this request does not increase the approved development density or intensity of development. The overall density of the Brookhill Development that was established through the Code of Development will not be increased with this variation. The maximum development units in Block 3 are being reduced by 37 units to allow for the increase of 37 residential units within Blocks 12 and 13. The overall Brookhill Development will not change or exceed the approved 1550 residential units for the property. • We find that this request does not adversely affect the timing and phasing of the development or any other development in the zoning district This request has no impact to any other development within the Brookhill Development or any other development in the general vicinity. • We find that this request does not require a special use permit. The proposed uses within Block 12 and Block 13 are a by -right use within the Brookhill Development. • We find that this request is in general accord with the pumose and intent of the approved application. The purpose and intent of the Brookhill Code of Development is being met with this variation. A maximum density increase allows for a mixture of housing types within these (2) Blocks, and additional greenspace and active recreational open space is being provided for the additional density. Attached is the revised Table 5: Density Regulations with the proposed modification of the density within Blocks 12 & 13. Thank you again for the consideration of this variation for the Brookhill project, and please contact me if you have any questions or require any further information. Sincerely, Scott Collins 311412022 designated Growth Area, thus protecting the rural surroundings. Table 5 lists the allowable density range for each block (not including the acreage of the Greenway) based on unit type and mixture of uses. Table 5: Density Regulations `w Maximum/Maximum Use Regulations per Rezoning Plan 1.2 3 Residential Uses Non -Residential Uses Z Y u e CO Block Area' (acres) Density Range (units) Dwelling Unit Minimum Dwelling Unit Maximum Minimum Non- Residential (SF) Maximum Non- Residential (SF) 12.0 3 — 34 units 36 408 50,000 130,0002 2 6.3 6 — 34 units 37 214 0 30,0001 3 5.8 6-28units 34 160 0 30,0001 4 24.0 6— 30 units 144 740 0 15,0004 5 6.6 2-6units 13 39 0 0 6 7.2 0- 1 unit 0 1 0 0 7 17.7 2-6units 35 106 0 0 8 20.7 2 —10 units 413 2003 0 0 9 9.6 2-6units 193 573 0 0 10 4.5 2-6units 9 27 0 0 11 5.7 2-6units 11 53 0 0 12 6.7 2-5units 8 27 0 0 13 11.7 2-6units 11 69 0 0 14 5.4 2-6units 10 32 0 0 15 16.9 2-6units 33 101 0 0 16 9.7 2-6units 19 58 0 0 17 15.8 2-6units 31 94 0 0 18 34.4 2-6units 68 206 0 0 19 3.2 0-1 unit 0 1 0 0 Total Comprehensive Plan Recommended Densities: Total Min. & Max. Allowed Density 552 2,593 50,000 205,0002 800 1550 50.000 130,0002 Variation #3: May 6, 2019 — Increased the Maximum allowable density in Block 8. Variation #5: February 16, 2022—Increased the Max. allowable density in Block 12&13, reduced Block 3 Max. 1. Block areas are exclusive of Greenway area. A total of 53.6 acres is not included in the Density calculations for Brookhill. 2. Maximum non-residential square footage in each of these blocks and the total maximum non-residential square footage do not include the square footage of ancillary uses as listed in Section 2.2 of the Code of Development. 3. Assisted living facilities & rest homes, nursing homes, and convalescent homes shall qualify as meeting the residential component of the block, and shall not count against the minimum or maximum dwelling units in this block. 4. Non-residential uses shall only be allowed at the corners of the North/South Connector Road and Main Street within Block 4. 151Page ZMA — Code of Development Brookhill My determination atopography or contours, or any dead on m physical Improvements, proceli' lines or touMaress a for general Information only add shall not Le used Mr Me design, mMlfifaOon, or combustion of Improvements to real property or for hoed plan determination. April a, 3033 Map elements may stale larger than GIS data measured in the map or as provided on the data downbad page due M Me projection used. Map ProjectionKG Weh Mercator (Mm U ry SpMre) (EPSG 3857) ATTACHMENT C STAFF ANALYSIS STAFF PERSON: Cameron Langille, Principal Planner BOARD OF SUPERVISORS: May 4, 2022 PROJECT: SE2021-45 Brookhill Special Exception TAX MAP PARCELS: 04600-00-00-019BA; 04600-00-00-019BB; 04600-00-00-018A2 Variation #4 Modify Block Length Requirements for Blocks 16 & 17 The Brookhill project is zoned Neighborhood Model Development (NMD) and is subject to the Code of Development (COD) and Application Plan of ZMA201500007. The COD establishes the development standards that apply to each block of Brookhill. Section 2.2.3 of the COD requires the block sizes, or block lengths, of Blocks 16 and 17 to be between 400-700 feet in length. Block lengths are measured by the distance between street intersections in the development. The COD explains that the block lengths were intended to be determined "based on site design.' As proposed by the developer, the total combined length of Blocks 16 and 17 is approximately 1,400.' In order to comply with the COD requirements for block size, a street connection would need to be provided around the mid -point so that each block does not exceed 700' in length. Variation #4 is a request to allow a pedestrian access connection in lieu of a vehicular connection at approximately the mid -point between Blocks 16 and 17. The pedestrian connection would be a 30' wide piece of open space land that features a walking path. The path would extend northwest through other open space parcels in Block 17 and connect to an extensive trail system within a public greenway easement in the center of Brookhill. See the image below for the locations of Blocks 16 and 17, and the proposed pedestrian access connection. ------------------ BLOCK 16 \ A 6LOCK i) \ 30' witle opc' space pede� connection 1r ANALYSIS OF SPECIAL EXCEPTION REQUEST Requests for modifications must be reviewed under the criteria established in County Code § 18- 33.9, taking into consideration the factors, standards, criteria and findings for each request; however no specific finding is required in support of a decision. Under County Code § 18-8.2(b), the applicant can request a waiver to the applicable planned development regulations specified in the COD. Staff analysis under County Code 18-8.5.5.3 (c) is provided below. (i) Consistent with the goals of the Comprehensive Plan; The proposed pedestrian connection would be consistent with the goals of the Comprehensive Plan, specifically the Pedestrian Orientation and Buildings & Spaces of Human Scale principles of the Neighborhood Model. The applicant is still proposing an internal street connection between Blocks 16 & 17, which would ensure that development of these blocks remain consistent with the Interconnected Transportation Networks principle of the Neighborhood Model. In summary, the pedestrian connection would still provide a physical break between Blocks 16 and 17 while also maintaining street interconnectivity as intended by the COD. (fi) Does not increase the approved development density or intensity of the development; Density and intensity of the development are unaffected by the variation. (iii) Does not adversely affect the timing and phasing of development of any other development in the zoning district; Timing and phasing of development would not be affected (iv) Does not require a special use permit; A special use permit would not be required. (v) Is in general accord with the purpose and intent of the approved application. Major elements of the Brookhill COD and Application Plan would remain in place. These elements include overall block sizes (acreages), densities and unit types allowed, and locations of required connector streets serving Blocks 16 & 17. Other blocks within Brookhill allow a mid -block pedestrian connection to comply with block length regulations, although this was not a provision for Blocks 16 and 17 under the approved COD. However, in this circumstance staff believes it would be appropriate and in general accord with the application plan and intent of the approved application. Walkability would be enhanced by providing an additional pedestrian connection to the internal greenway system that also serves as a physical break between these two blocks. Variation #5 Modify Dwelling Units Permitted in Blocks 3, 12, and 13 The applicant is requesting a change to the Code of Development (COD) for Brookhill, specifically the density ranges and maximum number of dwelling units permitted in Blocks 3, 12, and 13, as specified in Section 2.3.1 and Table 5 of the COD. The modifications proposed with this variation are as follows: • Increase the maximum number of dwelling units possible in Block 12 by 2 units; • Increase the maximum number of dwelling units possible in Block 13 by 35 units; • Decrease the maximum number of dwelling units possible in Block 3 by 37 units. An updated version of Table 5 of the COD is included in Attachment A that reflects the unit changes mentioned above. ANALYSIS OF SPECIAL EXCEPTION REQUEST: Requests for modifications must be reviewed under the criteria established in County Code § 18-33.9, taking into consideration the factors, standards, criteria and findings for each request; however no specific finding is required in support of a decision. Under County Code § 18-8.2(b), the applicant can request a waiver to the applicable planned development regulations specified in the COD. Staff analysis under County Code 18-8.5.5.3 (c) is provided below. (i) Consistent with the goals of the Comprehensive Plan; This variation would be consistent with the Comprehensive Plan. (fi) Does not increase the approved development density or intensity of the development; This variation would redistribute a total of 37 dwelling units between Blocks 3, 12, and 13. These unit shifts would result in a minor reduction to the permitted density ranges of Blocks 3 and 12, and would not affect the permitted density range of Block 13. The intensity of these three blocks would be reduced as a result of this variation. The overall density and total number of dwellings possible in Brookhill would remain unchanged. (iii) Does not adversely affect the timing and phasing of development of any other development in the zoning district; The timing and phasing of the development would be unaffected (iv) Does not require a special use permit; The variation would not require a special use permit. (v) Is in general accord with the purposes and intent of the approved application. The changes requested are minor and the major elements of the Brookhill application plan and Code of Development would remain in place. Recommendation Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve Variations #4 and #5.